NDIS investment properties · Melbourne and Victoria
$64k to $94k a year from one NDIS participant.
That is the range on our current listings with a participant in place. Below: the numbers first, how the income works, and the risks.
NDIS participants in Australia with an SDA need (end of 2025)
0
of them in Victoria
0
of them already live in SDA, the highest rate of any state
0
%
paid in SDA funding in 30 June 2026, up from $452 million in 2025 an increase of 27%.
$
0
m
The basics
What SDA actually is
Specialist Disability Accommodation (SDA) is housing built for NDIS participants with very high support needs. The NDIS funds the home for each eligible participant, and each one pays a capped rent on top.
Daily care is funded separately. Your income comes from SDA funding and rent, so the home has to suit the participants it was built for.
The four design categories
- High Physical Support. Very high physical needs. Hoists, emergency power and assistive tech.
- Robust. Complex behaviour support needs. Durable and secure.
- Fully Accessible. Significant physical disability. Wheelchair access throughout.
- Improved Liveability. Sensory or cognitive impairment. Clearer layouts and lighting.
High Physical Support is the largest: 6,439 of 13,297 enrolled SDA homes (NDIA, end of 2025).
The money
Where SDA income comes from
Two payments per participant, and nothing for an empty room. That is why occupancy matters more than the build price.
SDA funding
Paid by the NDIS for each eligible participant. The rate depends on the home's type, category, participant numbers and location.
Rent contribution
Each participant also pays rent: about 25% of their Disability Support Pension, plus their Commonwealth Rent Assistance.
Nothing for empty rooms
No participant, no SDA payment. Neither the NDIA nor any government agency guarantees SDA income.
Worked example. A new High Physical Support house for three, with an overnight support room, in Melbourne’s west earns about $59,700 a year in SDA funding per participant. Full, that is about $179,000 plus three rents, before the provider’s fee. NDIS SDA Pricing Schedule 2026-27. Your home’s figure depends on its own type, category and location.
Standard rental vs NDIS SDA home
| Feature | Standard rental house | NDIS SDA home |
|---|---|---|
| Who pays | One tenant | The NDIS for each participant, plus a capped rent from each |
| Empty room | Rent stops until you re-let | That room earns nothing |
| Gross yield | About 4.5% (Greater Melbourne houses, Sept 2026) | 6.6% to 11.1% on our listings (Oct 2026) |
| Who runs it | You or a property manager | A registered SDA provider, for a fee |
| Finance | Most lenders, deposits from 5% | Fewer lenders, usually 60% to 80% of value |
| Selling | Home buyers and investors | Investors and providers, who check occupancy |
Our listings
NDIS properties for sale, income first
Every NDIS listing we have, with income, yield and price as published. Yellow pins already show income.
·NDIS homes for sale
·For sale with income listed
·Under offer
·Sold
·Average gross yield, where a yield is listed
For saleFor sale, income listedUnder offerSold
Loading our NDIS listings. If nothing shows up, see every NDIS listing here.
Income, yield and price are shown exactly as published on each listing. They are not guarantees: SDA funding is only paid while an eligible NDIS participant lives in the home. Gross yield is annual income divided by price, before the SDA provider's fee and other costs.
Found on Google
Where Australian investors find us
Our NDIS listings usually show on page one of Google in Australia. When you sell, your home goes in front of the same buyers.
Google Australia
Page 1
for the searches NDIS buyers type:
NDIS houses for saleNDIS property for sale
Average positions 1 and 3.
Who looks at our NDIS homes
1 in 3
live outside Victoria.
NSWQLDWAACTTASSA
Source: ZRE’s Google Search Console and Google Analytics, searches and visitors in Australia, 21 July to 20 October 2026. Positions are averages and move week to week.
Straight talk
The risk that matters is an empty room
Demand is real, and so is new supply. The wrong suburb, category or provider can leave a home empty, and an empty SDA home earns nothing.
1,947
Victorians with an SDA need were not yet living in SDA at the end of 2025.
NDIA SDA Report 2026
2,947
more SDA homes were at design stage in Victoria at the same point.
NDIA SDA Report 2026
1,000+
SDA homes were found sitting empty nationally in August 2025.
ABC Four Corners, 25 August 2025
So we lead with homes that already earn
Where we can, we show homes with a participant or lease in place. Whoever you buy from, ask these questions and get the answers in writing.
- Who is the SDA provider, and how many of their homes are full right now?
- Is a participant or lease in place, and on what terms?
- Is this design category in demand in this suburb?
- What are the provider's fees, lock-ins and exit costs?
- Is the home certified to the SDA Design Standard and enrolled with the NDIA?
Inside one
What a High Physical Support home looks like
Our Deanside listing. Every SDA home is certified twice: on the plans and as built.
Accessible bathroom
Step-free shower with room for a carer.
Shared kitchen
Open plan for participants and support workers.
Private bedroom
One room per participant, heated and cooled.
Outdoor space
Covered alfresco and backyard.
Your options
Three ways to invest in NDIS property
The more certain the income on day one, the more you usually pay.
01
Buy with a participant or lease in place
Income from settlement. Check the lease terms and how long the participant has lived there.
02
Buy a new build
A certified home your provider still has to fill. More upside, and more vacancy risk. Our listings start around $600,000.
03
Build on land
Build to the SDA Design Standard, certified before construction starts. We can connect you with builders.
How it works with ZRE
From first call to first participant
01
Start with a call
Mark checks your budget, borrowing and how much vacancy you can carry. If NDIS doesn’t suit you, he’ll say so.
02
Pick a home and a provider
We share the listing figures, the provider and what is in place today.
03
Finance and checks
Use a broker who has lent on SDA. Your solicitor checks certification, enrolment and the provider agreement.
04
Settle or build
Settle on a finished home, or build once the design is certified.
05
Participants move in
Your provider fills the home and claims the funding. You get the income, less their fee.
Pros and cons
Who NDIS property suits, and who it doesn't
It suits you if
- You want long-term income more than a quick capital gain
- You can cover the loan through a vacancy
- You are happy for a registered SDA provider to run the home
- You want your property to house people who need it
It's probably not for you if
- You need income from day one but want a vacant new build
- You only have a 5% to 10% deposit
- You planned to borrow through your SMSF, which is banned for new residential loans since 10 August 2026
- You may need to sell quickly
How much does an SDA home earn?
It depends on the home’s type, category and location, and above all on how many participants live there. On our current listings, one participant brings in $64,500 to $94,000 a year, and published gross yields run from 6.6% to 11.1%.
Is SDA income guaranteed by the government?
No. The NDIA does not guarantee SDA returns, and the ACCC warns that no government agency does. Be wary of anyone promising guaranteed income.
Who finds the participants?
Your SDA provider, who must be registered with the NDIS Quality and Safeguards Commission. Ask how many of their homes are full today before you appoint them.
What happens if a participant moves out?
Their SDA funding and rent stop until the provider finds another eligible participant. In a three-participant home, that is about a third of the income.
What fees should I expect?
A provider management fee, usually taken from the income. Get every fee in writing and check for lock-ins and exit costs, as the ACCC warns.
Can I use a home loan or my SMSF?
Fewer lenders do SDA, usually at 60% to 80% of value, so use a broker who has done it before. An SMSF can buy with cash, but new SMSF loans for residential property have been banned since 10 August 2026.
Is NDIS property the same as a rooming house?
No. Rooming houses rent to anyone, while SDA homes can only house eligible NDIS participants. See our rooming house page for room-by-room income.
Free downloads
Get our list of homes with participants in place
Plus our free guides to NDIS property and investing through super.
Prefer a conversation? Text NDIS to Mark on 0433 837 246.
Talk to Mark
Talk to Mark about NDIS property
Leave your details and Mark will call you back. Tell him your budget and what you want the property to do, and he will tell you straight whether NDIS property fits.
Mark Zammit
Director, Licensed Real Estate Agent
Get a call back
Three quick fields. Mark calls you back personally.
We only use your details to reply to this enquiry. Privacy policy.
General information only, not financial, tax or legal advice. The NDIA does not guarantee SDA returns, and SDA funding is only paid while an eligible participant lives in the home. Listing figures are as published by ZRE. Gross yield is annual income divided by price, before costs. Sources: NDIA SDA Report 2026 (data at 31 December 2025); NDIS SDA Pricing Schedule 2026-27; ACCC; NDIA information for SDA investors (July 2025); ABC Four Corners (August 2025); HtAG Analytics (September 2026); ZRE Google Search Console and Analytics (July to October 2026).
